| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 26th | Poor |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2651 Pine Pl, South Gate, CA, 90280, US |
| Region / Metro | South Gate |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2018-09-26 |
| Transaction Price | $3,500,000 |
| Buyer | BROCKTON COURT LP |
| Seller | PINE PLACE APARTMENTS |
2651 Pine Pl, South Gate CA Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. For investors, this points to durable leasing fundamentals with potential for steady retention.
Located in South Gate within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a B rating and sits 569 out of 1,441 metro neighborhoods—competitive among Los Angeles neighborhoods. Occupancy in the neighborhood is high and in the top quartile nationally, supporting income stability for multifamily assets. A majority of housing units are renter-occupied, indicating a deep tenant base for workforce-oriented properties.
Everyday convenience is a clear strength: restaurant and grocery densities rank in the upper tier nationally (near the 98th–99th percentiles), with parks, cafes, and pharmacies also above national medians. For owners, this level of amenity access helps leasing velocity and day-to-day livability, particularly for residents prioritizing short commutes to retail and services.
The property’s 1985 vintage is newer than the neighborhood’s predominantly pre‑war housing stock. That relative youth can enhance competitiveness versus older inventory, while still warranting targeted modernization and systems updates as part of capital planning to meet current renter expectations.
Demographic statistics aggregated within a 3‑mile radius show households have inched higher despite population drift, and forecasts point to further household growth and smaller average household sizes. This pattern generally expands the renter pool and supports occupancy stability for well-managed assets.
Ownership costs are elevated compared with incomes (high national percentile for value-to-income), which in practice sustains reliance on multifamily rentals rather than home purchases. For operators, this context can support pricing power and lease retention, though it also calls for attentive lease management to monitor affordability pressure.
Safety indicators for the neighborhood trail both national medians and many Los Angeles neighborhoods. With a crime rank of 1,223 out of 1,441 metro neighborhoods, conditions are below the metro median, and national comparison percentiles for both property and violent offenses sit in the lower ranges.
Recent year-over-year readings show property offenses up and violent offense changes modestly higher. For investors, this warrants standard operating practices around security, lighting, and resident engagement, and it may influence insurance and operating budgets. Trends should be monitored alongside broader metro movements rather than block-level assumptions.
Nearby employment includes manufacturing, real estate services, and technology offices that broaden the commuter base and underpin renter demand. Key employers within a typical workforce commute include Coca-Cola Downey, Reliance Steel & Aluminum, CBRE Group, Airgas, and Microsoft.
- Coca-Cola Downey — beverage operations (5.9 miles)
- Reliance Steel & Aluminum — metals & distribution (6.3 miles) — HQ
- CBRE Group — real estate services (6.3 miles) — HQ
- Airgas — industrial gases (6.4 miles)
- Microsoft — technology offices (6.4 miles)
2651 Pine Pl offers a small-scale multifamily footprint (22 units) positioned in a high-occupancy Los Angeles submarket where neighborhood occupancy ranks in the top quartile nationally. Elevated home values relative to incomes reinforce renter reliance on multifamily housing, supporting demand depth and lease retention. The 1985 construction is newer than much of the local housing stock, providing a competitive edge versus older buildings while still presenting value‑add potential through unit modernization and building systems upgrades. Based on commercial real estate analysis supported by WDSuite’s CRE market data, local amenity density and a broad employment base further bolster leasing fundamentals.
Demographics within a 3‑mile radius indicate incremental household growth and smaller household sizes over time, a mix that typically expands the renter pool and supports occupancy stability. Risks to underwrite include below-median safety metrics and middling school performance at the neighborhood level, which can influence operating costs and marketing strategy. Overall, the balance of strong occupancy, renter concentration, and newer-than-average vintage positions the asset for steady performance with targeted capital planning.
- High neighborhood occupancy supports income durability
- Elevated ownership costs sustain renter demand and pricing power
- 1985 vintage is competitive versus older local stock with attainable value‑add
- Dense amenities and nearby employers underpin leasing and retention
- Risk: below-median safety metrics may affect operating budgets and insurance